Critique my Listing--Stacey from Bryan/College Station, TX

[Stacey527]

Please offer any advice you have on how to improve my listing to get more bookings, and to make sure a few "quirks" about the place are clearly understood without driving too many people away.

First, this is my third listing. It is not getting booked as often as I expected based upon my experience with my other two listings. It is two bedrooms and a bath--all connected by a hallway. It has a private entrance and a kitchenette in the primary bedroom. But it does not have a separate kitchen or a washer or dryer. 

The biggest issue I have is it is HOT in Texas. I have had my AC checked and that is not the issue. The issue is that the house itself is not energy-efficient. It was built in the 50's. To make it energy efficient, we would have to insulate the attic and underneath the floors, replace all of the windows and re-insulate some, if not all, of the exterior walls. These are projects we plan to implement over time, but it's not affordable to tackle them all at once. Guests get there and as soon as it hits the hottest part of the day, they start messaging me that it's hot. I let them know that the thermostat is set at 68 and I am happy to lower it to 65 if they like, but it will not reach that temperature until after sunset and then an hour or so to allow the house to cool to their desired temp. During the hottest part of the day, the best we can cool it to is sometimes around 78, but at night it will get down to 68 and sometimes even 65. THEN, the guests message me first thing in the morning that it is too cold. I don't mind the multiple messages, as I control the thermostat remotely as all three of my guest houses are under one roof and share a thermostat. But it's the expectations of the guests that I am concerned could cause me to have bad reviews. I am considering adding window units.

Please let me know what you think--about these issues as well as any other ways you see that I could make improvements.

airbnb.com/h/gigemguesthouse

Thank you!

Stacey

[Marie8425]

@Stacey527 

Actually reading through your reviews only a couple of Guests mention temperature.  I think your worrying about it so much and disclosing so much is giving them ideas to complain.

I have a newer house but in Arizona where if the summer day temp is 105 we are delighted, haha.

I have learned:

Guests are usually out when the day is hottest.  They aren't here to sit in my house.

I don't say thermostat temperatures.  Someone will show up with a thermometer lol.  I say I control the thermostats to maintain a comfortable environment,  People are welcome to contact me if not comfortable and I will work with them.  Turning my air condoner lower isn't always a fix.  I did ;put ceiling fans in  my  bedrooms and I have a nice stand up; fan that I give out to guests.  

Also another not too expensive Costco buy, was room darkening curtains that are insulated helps keep the heat out and the cold in.

Our air conditioner company helped us out different weather than Hawaii haha.  I have multiple thermostats but I keep; locked because central air if broken is expensive to fix.  He told me keep the whole house in a range of 2 degrees on each thermostat.  Allowing 1 section of house to be warmer then  an other makes your air work harder and not as good.  He also adv ised jus that setting a schedule on olur app is better than going up and down all day  My husband schedules a little warmer and cooler taking into account the electric companies peak and off peak rates.  Planning our air rather then bouncing around with everyone's desire has kept the cost and the temperature more reasonable.

If someone I am in initially chatting with expects to be home during the day.  I do contract employees occasionally they work nights, I will not rent them rooms on the front of my house.  Those rooms get direct sun  during the day so I know they won't be happy.

[Stacey527]

Thank you so much for reviewing my listing. You have a lot of great advice! I’m going to change the wording in my listing and get the room darkening shades for sure. I already have ceiling fans and floor fans in each bedroom. Thanks again!

[Shelley159]

Hi @Stacey527 

Installing a turbine ventilator (which is usually not terribly expensive and uses no electricity) can help air conditioners, allowing them to reach their temperature more quickly and potentially saving you some money and complaints. It mechanically extracts heat from the ceiling. You can consider whether it's practical in your case.

[Stacey527]

Thanks for your advice. I will definitely look into these. 

[Marie8425]

@Stacey527 

Another idea that I have only started looking at so any experienced comments would be appreciated.  Is Shade Screens or Tinting the window glass.  I feel your pain because my front bedrooms even if the rest of my house is in the 70s can be in the 80s just because direct sun.

[Stacey527]

That’s definitely worth looking into!

[Rebecca]

Hi @Stacey527 👋

You've got some wonderful support here from some of our Hosts. Have any of the answers helped? 
 
If so, it's always a lovely gesture to pop a like on the comments 👍  and mark a best answer ☑️ . It's like a big virtual hug to the members who supported you and the best answer also supports other Hosts who may have similar questions in the future. 😊